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HomeMy WebLinkAboutPC_2002-04-16_MinutesORIGINAL w. �. MAY - 7 2002 CITY OF ATA PLANN ,; ` CITY OF ATA SUADEW1 PLANNING COMMISSION MINUTES Regular Meeting April 16, 2002 — 7:00 P.M. CALL TO ORDER Chairman Bentz called the meeting to order at 7:03 p.m. and Vice Chairman Fonzi led the Pledge of Allegiance. ROLL CALL Present: Commissioners Eddings, Kelley, O'Malley, Fonzi and Chairman Bentz Absent: Commissioner Norton Staff: Community Development Director Warren Frace, City Engineer Steve Kahn, Assistant Planner Glenn Rider and Recording Secretary Grace Pucci. PUBLIC COMMENT None CONSENT CALENDAR 1. APPROVAL OF MINUTES OF THE SPECIAL PLANNING COMMISSION MEETING ON MARCH 21, 2002. 2. APPROVAL OF MINUTES OF THE REGULAR PLANNING COMMISISON MEETING ON APRIL 2, 2002. MOTION: By Vice Chairman Fonzi and seconded by Commissioner O'Malley to approve the Consent Calendar. AYES: Commissioners Fonzi, O'Malley, Kelley (Item #1), Eddings (Item #1) and Chairman Bentz NOES: None PC Minutes 04-16-02.gp.doc 05/08/02 City of Atascadero Planning Commissw Minutes Regular Meeting April 16, 2002 Page 2 of 7 ABSTAIN: Commissioner Kelley (Item #2) and Commissioner Eddings (Item 92) Motion passed 5:0 by a roll -call vote. PUBLIC HEARINGS 3. PROJECT TITLE: CUP 2001-0052 / TTM 2001-0013, 2750 EL CAMINO REAL Applicant: Kelly Gearhart, 6205 Alcantara Ave., Atascadero, CA 93422 Project 2750 El Camino Real, Atascadero, San Luis Obispo County APN 049-201-025 Location: Project The proposed project consists of conditional use permit and a 6 -lot Tentative Tract Description: Map to permit the construction of six industrial buildings totaling 14,400 square feet. The lot has slopes below 10% with several non-native trees and ruderal vegetation. Full urban services area available to the site. The project is consistent with the General Plan Land Use designation and zoning district. General Plan Designation: Commercial Park Zoning District: Commercial Park (CPK) Environmental PROPOSED MITIGATED NEGATIVE DECLARATION 2002-0010: Based on the findings of the initial study, the Community Development Determination Department recommends that the Planning Commission find that no significant harm would come to the environment from approval of this project, with the incorporation of the proposed mitigation measures. The proposed Mitigated Negative Declaration is available for public review through April 12, 2002 at 6500 Palma Avenue, Community Development Department, Room 104, from 8:00 a.m. to 5:00 p.m., Monday through Friday Staff 1. Adoption of Planning Commission Resolution 2002-0018 approving Recommendation Conditional Use Permit 2001-0051, a request by Kelly Gearhart to construct a 14,400 +/- square foot industrial park subject to findings and conditions. 2. Adoption of Planning Commission Resolution 2002-0019 approving Tentative Tract Map 2001-0013, a request by Kelly Gearhart to subdivide a lot into six parcels consistent with CUP 2001-0051 subject to findings and conditions. Community Development Director Warren Frace provided the staff report and, with City Engineer Steve Kahn, answered questions of the Commission. PUBLIC COMMENT Russ Thompson, R. Thompson Consulting, applicant's representative, expressed support for the staff report and felt this project was a good use for the site and an improvement on other projects approved in the area. Mr. Thompson spoke about the architectural details proposed for the buildings and answered questions of the Commission. City of Atascadero Planning Commissiuo Minutes Regular Meeting April 16, 2002 Page 3 of 7 Commissioner O'Malley inquired whether the applicant would be willing to specify the use of native landscaping, especially native oaks, on the site and along El Camino and the Highway 101 frontage. Mr. Thompson stated that this would be fine; the applicant is always supportive of utilizing native plants. Chairman Bentz asked if the applicant was supportive of the use of windows on the buildings as, proposed in the staff report. Mr. Thompson stated that the applicant is happy with the elevations and the architectural details as presented and would be willing, within reason, to add the suggested windows. Vice Chairman Fonzi expressed her opinion that the roll -up doors would not stand out as much if they were not painted in a contrasting color; it is her preference to see them painted the same color as the walls. She feels the building should look upscale to attract the best tenants possible. Mr. Thompson stated that the difference in color serves to break up the appearance of the building and provide some contrast in the walls. Mr. Thompson said that they could work with staff during the construction phase of the project to come up with some different tones or shades within the same color pallet. Commissioner O'Malley complimented the applicant on the project and stated that it was a good standard for such projects. He agreed with Vice Chairman Fonzi that it is preferable to have the same color on the roll -up doors. Regarding the windows, Commissioner O'Malley asked if what the Commission has been presented in the drawings is what is actually planned. Community Development Director Frace referred the Commission to page 52 of the staff report and indicated the actual window placements as recommended by staff. Chairman Bentz closed the Public Comment period Chairman Bentz stated that though the applicant has done much in the architectural design of the project, he would like to see it more architecturally pleasing, which he felt was a fair trade-off for making finding number six regarding lots below 2.0 acres. He suggested the Commission include in any motion the additional windows as recommended by staff and Commissioner O'Malley's recommendation on the native landscaping. Commissioner Kelley commented that this is an industrial park that has a great deal of landscaping, coordination of colors and architectural detail not commonly found in other industrial projects. He feels that applicant has done an excellent job of designing the entire project, and that it meets a need in the community. Commissioner Eddings agreed with Commissioner Kelley and feels this is an improvement over other recently approved projects. Chairman Bentz stated that he feels the City needs some architectural guidelines that staff, the Planning Commission, and developers can live with. MOTION: By Commissioner Kelley and seconded by Commissioner Eddings to adopt Planning Commission Resolution 2002-0018 approving Conditional Use Permit 2001-0051, a request by Kelly Gearhart to construct a 14,400 +/- square City of Atascadero Planning Commissi m Minutes Regular Meeting April 16, 2002 Page 4 of 7 foot industrial park subject to findings and conditions along with implementation of the following condition: that native oak trees are used in the landscaping plan along El Camino and to the rear of the building along Highway 101, and also that the applicant work with staff to coordinate the colors of the roll -up doors so all colors used in the building will blend together, and that the windows added on in the back and front of the buildings as indicated in the plans will be utilized, and to adopt Planning Commission Resolution 2002-0019 approving Tentative Tract Map 2001-0013, a request by Kelly Gearhart to subdivide a lot into six parcels consistent with CUP 2001- 0051 subject to findings and conditions. AYES: Commissioners Kelley, Eddings, O'Malley, Fonzi and Chairman Bentz NOES: None ABSTAIN: None Motion passed 5: 0 by a roll -call vote. 4. PROJECT TITLE: AMENDMENT OF CUP 17-84, ATASCADERO OAKS SHOPPING CENTER 8665 EL CAMINO REAL Applicant: Johan Scharin, 4161 Vieja Drive, Santa Barbara, CA 93110 Project Location: 8665 El Camino Real, Atascadero, San Luis Obispo County APN 030-513-011, 012, 013, 014, 015, 016 Project The proposed project consists of a request to amend a previously approved Description: conditional use permit for the Atascadero Oaks Shopping Center. The proposed amendment would allow for new architectural elevations, color schemes and signage programs that would update the center's appearance with maintaining neighborhood compatibility. The amendment would not result any additional commercial square footage being added to the center. Full urban services area available to the site. The project is consistent with the General Plan Land Use designation and zoning district. General Plan Designation: Retail Commercial Zoning District: Commercial Retail (CR) Environmental PROPOSED CLASS I CATEGORICAL EXEMPTION: Based on the Determination project description, the Community Development Department recommends that the Planning Commission adopt a Class I Categorical Exemption allowing the maintenance and rehabilitation of existing structures. Staff Staff recommends the Planning Commission approve the attached exterior Recommendation remodel and sign plans provided in the architectural elevations (Attachments 2, Exhibits A -H.) City of Atascadero Planning Commissiuii Minutes Regular Meeting April 16, 2002 Page 5 of 7 Assistant Planner Glenn Rider provided the staff report and answered questions of the Commission. Commissioner Eddings inquired if Ralph's has their own plan to be implemented at a later date. Director Frace stated that it was his understanding that Ralph's has a separate lease and can do whatever they want with their building. They currently have made no plans for their building, but are interested in seeing the whole center improved. It is likely that they will do something to match the rest of the center once all the other improvements are in place. Commissioner O'Malley asked if it was possible for the Commission to request the applicant to work with Ralph's so they may be included in this project. Director Frace stated that adoption of the resolution would set new standards for the center. Any of the buildings could then be brought up to that standard. He does not feel it would be appropriate in the motion or resolution to identify something specifically for Ralph's, although as a separate action the Commission could direct staff to work with the applicant/property owners and Ralph's to see if they could be encouraged to participate in this project. Commissioner O'Malley felt Ralph's stands to benefit from these improvements and it would be nice to hear that Ralph's was willing to participate to some degree with this project. Commissioner O'Malley stated that he would not like to miss this opportunity to encourage Ralph's participation in the project. Chairman Bentz felt that once the larger tenant sees all the new colors and improvements and how their store's appearance is not as good as the rest of the center, they will be quick to paint and fix up their building, trying to bring it in line with the rest of the center. Director Frace reported that the applicant is on a tight timeline as they are attempting to get Blockbuster Video to take one of the freestanding lease spaces and Blockbuster won't go in without the new architectural designs approved. For this reason, going back and forth may have the reverse effect of harming the center if they miss the opportunity to bring in some tenants who want to come in at this point. It would be preferable to help the applicant at this time and then staff can work with Ralph's to try to get them involved in the program also. Commissioner Kelley agreed with Director Frace and felt this will be a major benefit to the entire city, and the rest of the tenants should not be penalized because one chooses not to participate. He would encourage the planning staff to write a letter to Ralph's, if the resolution is approved, apprising them of the Commission's discussion on the subject and that they should participate and improve their building. Vice Chairman Fonzi agreed with Commissioner Kelley, and does not feel that it would be appropriate at this point to put in any additional stipulations regarding Ralph's. She agrees that they should upgrade and feels they will want to be compatible with other buildings on the site. PUBLIC COMMENT Paul Piorer, AIA, 156 W. Alamar Avenue #C, Santa Barbara, applicant's architect, indicated that the owner is trying to get Ralph's to play along, but they are not receptive at this point to spending any money on the center. Unfortunately, in this instance, the owner does not control the major tenant as they would if it were a new shopping center; Ralph's has an existing lease and they probably have the ability to have final approval of any changes made to any adjacent City of Atascadero Planning Commiss .; i Minutes Regular Meeting April 16, 2002 Page 6 of 7 buildings. He feels, however, that they will paint once they see the rest of the center looking sharp. The applicant is attempting to minimize the amount of dollars used and trying to work with what is already in place. Mr. Piorer reiterated Director Frace's comments about the tight timeline on this project. Mr. Piorer answered questions of the Commission. Vice -Chairman Fonzi stated that she liked the design and suggested that the sign could be made to look less colonial and more western in style. Mr. Piorer indicated that they could this. Chairman Bentz commented that the idea of benches and decorative trash receptacles was a good one and would not add a lot of cost to the project; he encouraged the applicant to consider it. Lon Allen, 6815 Santa Lucia, stated that this proposal is a vast improvement to the center. He felt that Ralph's does not deserve to be at the top of the center's sign if they do not want to play ball and is tired of people thumbing their nose at all the good efforts made to improve the looks of the town. Mr. Piorer indicated that he has done a lot of entitlement work in many jurisdictions and he is impressed with the City's planning staff, and the professionalism of the presentation. Commissioner O'Malley suggested the applicant let Ralph's know that Atascadero is a small community and Ralph's is not making a good impression by their lack of cooperation. MOTION: By Commissioner O'Malley and seconded by Commissioner Kelley to approve the attached exterior remodel and sign plans provided in the architectural elevations, Attachments 2, Exhibits A -H, as staff recommended and including the additional Signage Standards for Exhibit H. AYES: Commissioners O'Malley, Kelley, Eddings, Fonzi and Chairman Bentz NOES: None ABSTAIN: None Motion passed S: D by a roll -call vote. COMMUNITY DEVELOPMENT STAFF REPORTS Community Development Director Frace brought the Commission up to date on the General Plan process. COMMISSIONER COMMENTS & REPORTS Commissioner Eddings asked about the design guidelines review the Commission had worked on several years ago. Director Frace stated that the Appearance Review Manual, which governs the architectural appearance of buildings, is frustrating for applicants, staff and the Commission as it City of Atascadero Planning Commiss .n Minutes Regular Meeting April 16, 2002 Page 7 of 7 is old and outdated. The review Commissioner Eddings referred to has been shelved pending the General Plan update, however there is language in the Draft General Plan to ensure the Appearance Review Manual is followed and updated. There are several strategies as to how to approach the Appearance Review Manual update: 1) Do the whole manual at once, which may be too big of a process and take too long, or 2) Take the issues one by one as they come up; this seems to be the best approach. Vice Chairman Fonzi suggested that the design guidelines for the downtown area be delegated to the Main Street Design Committee. Mr. Frace stated that there are design guidelines for the downtown that are part of the redevelopment master plan. These should be reviewed and incorporated into the Appearance Review Manual. Commissioner O'Malley agreed with Commissioners Eddings and Fonzi and stated his own priorities on the issue are as follows: 1) Downtown Main Street area, 2) Gateways to the City, and 3) Main corridors of Highways 41 and 101. Additionally, Commissioner O'Malley suggested holding a special Planning Commission meeting at the Ralph's shopping center after the project is completed to review and comment on the project. Commissioner O'Malley indicated that he had received a number of calls from citizens regarding utility hookups that go across roadways, and asked who would be responsible for their maintenance. Director Frace stated that these are referred to as trench cuts and Public Works has a new ordinance, passed by the City Council, that sets new standards for permits and includes an inspection period. Mr. Frace encouraged individuals to let the Public Works Director know if they see a road that is failing. Commissioner Kelley referred to the workshop scheduled for May and suggested having a tree expert address the Commission. ADJOURNMENT Chairman Bentz adjourned the meeting at 8:25 p.m. to the next regularly scheduled meeting of the Planning Commission on May 7, 2002. MEETING RECORDED AND MINUTES PREPARED BY: e Pucci, Recording Secretary Adopted 517102 Cdvlpmn7PC Minutes 04-16-02.gp.doc